Buyer guide · Mumbai
Property card and Index II in Mumbai: how to see them free online
What Mumbai’s property card and Index II show, how to find a CTS number, and step-by-step searches on Mahabhulekh and IGR eSearch, with what to look for: land holders, mortgages and real sale prices.
By Ashwin · Updated · Not legal advice
Property card or Index II?
| Property card | Index II | |
|---|---|---|
| What it is | The land record of one plot | The summary of one registered document |
| Kept by | The City Survey Officer (Land Records department) | The sub-registrar (Department of Registration and Stamps) |
| You search by | Office, village and CTS number | Year, village and property number (CTS, survey or plot) |
| Free to view at | bhulekh.mahabhumi.gov.in | freesearchigrservice.maharashtra.gov.in |
| Language | Marathi only | Mostly Marathi; the search form is in English too |
1Find the CTS number
Both records are filed by plot, not by building name. Without the CTS number and the village, neither site can find the property.
- Time
- 5 min
- Cost
- Free
- Where
- Your papers, or the builder
Where to find it
- Your agreement for sale, or the builder’s draft agreement: the property schedule names the CTS number and the village.
- An Index II for any flat in the same building: field 4 gives it, written as “C.T.S. Number”.
- If you have neither, ask the builder or the society in writing. A large project often sits on several CTS numbers.
Watch out for
- The village is the old revenue village, not the area’s name today. Of the projects we cover, Kanjurmarg ones are in Kanjur or Hariyali, and Bhandup ones in Bhandup or Kanjur.
- Numbers with letters or parts, such as 216A or “372 (Part)”: if the full number finds nothing, search the main number and read the results.
2See the property card
It shows who holds the land under the building and what is noted against it. A builder selling flats should be able to explain every holder and entry on it.
- Time
- 10 min
- Cost
- Free to view
How to check
- Open bhulekh.mahabhumi.gov.in. Under the record type, pick मालमत्ता पत्रक (Property Card).
- District: मुंबई उपनगर for the suburbs, or मुंबई शहर for the island city.
- Office: the City Survey Officer for the area. नगर भूमापन अधिकारी, मुलूंड covers Kanjur, Bhandup, Nahur, Powai and Mulund; नगर भूमापन अधिकारी, घाटकोपर covers Vikhroli, Hariyali, Ghatkopar and Chandivali.
- Pick the village, keep न.भू.क्र. (CTS Number) selected, and enter the CTS number.
- Enter a mobile number and the CAPTCHA, then submit.
Watch out for
- A holder you can’t match to the builder, the landowner in the agreement, or the society.
- Entries noted against the land, such as a mortgage or a lease, that the builder hasn’t told you about.
- An area very different from the plot area in the builder’s MahaRERA filing.
What it doesn’t tell you: the site says its free view can’t be used for any official or legal purpose. For that, buy a digitally signed property card on digitalsatbara.mahabhumi.gov.in (login and a prepaid wallet; the site says signed copies are valid for all official and legal purposes).
3See Index II
Every registered sale, mortgage and lease on the plot has an Index II. It shows what flats in the building really sold for, and whether the land has been mortgaged.
- Time
- 10–20 min
- Cost
- Free, no login
How to check
- Open freesearchigrservice.maharashtra.gov.in, close the help box, and keep Property Details and Mumbai selected.
- Pick the Year to search. Mumbai’s records go back to 1985, one year per search.
- District: मुंबई उपनगर जिल्हा (or मुंबई जिल्हा for the island city). Type the first letters of the village in English and pick it from the list.
- Enter the CTS number under Property No., then the CAPTCHA, and press Search.
- The results list every registered document for that property in that year. Click IndexII on a row to open it.
Watch out for
- The site is slow at busy times. If a search hangs, try again early in the morning.
- Outside Mumbai, use the Rest of Maharashtra or Urban Areas tab: the form changes.
What it doesn’t tell you: Index II shows registered documents only. An unregistered agreement, or a loan the bank hasn’t registered, won’t be there. The page says it is generated by eSearch; for the original, contact the sub-registrar’s office.
What to look for
| Index II field | What it tells you |
|---|---|
| (1) Type of document | A sale agreement (करारनामा), a mortgage, a lease, or something else |
| (2) Consideration | The price written in the document |
| (3) Market value | The ready reckoner value; stamp duty is on the higher of this and the price |
| (4) Property | Flat number, floor, building, carpet area, parking and the CTS number |
| (7) and (8) Parties | Who signed it over, and who received it |
| (9) and (10) Dates | When it was signed and when it was registered |
| Stamp duty and fee | What was paid to register it |
1,023
registered documents read
across 6 plots in Kanjurmarg and Bhandup
Our reports read every Index II on a project’s plot. That is how we found the two January 2026 mortgages on the land under Runwal Forests, and how each report’s price section is built. For stamp duty, see stamp duty and the ready reckoner rate.
Quick answers
What is a property card in Mumbai?
The land record of one plot, kept by the City Survey Officer and filed by CTS number. It shows who holds the land, its area and what is noted against it. In Mumbai it takes the place of the 7/12 extract used for farmland.
How can I see a property card online for free?
On bhulekh.mahabhumi.gov.in: choose Property Card, the district, the City Survey office, the village and the CTS number, then enter a mobile number and the CAPTCHA. The site is in Marathi, and its free view isn’t valid for official or legal use.
What is Index II?
The registration summary of one document, such as a sale agreement or a mortgage. It shows the type of document, the price, the market value, the property, the parties, the dates and the stamp duty.
How do I download Index II for free?
On IGR’s eSearch, freesearchigrservice.maharashtra.gov.in: search by year, district, village and property number (the CTS number), enter the CAPTCHA, and click IndexII on any row. Mumbai’s records go back to 1985.
Can I search Index II by flat number or name?
Start with the property number (CTS, survey or plot) and village. IGR says a name search is available after you enter the property number.
Is a free online copy valid for a bank loan or registration?
No. For official use, get a digitally signed property card from digitalsatbara.mahabhumi.gov.in (paid), or a certified copy of a document from the sub-registrar’s office.
The checklist
| Check | Where | Time |
|---|---|---|
| CTS number and village | Agreement, Index II or builder | 5 min |
| Who holds the land, and what is noted on it | Property card, Mahabhulekh | 10 min |
| Mortgages registered on the plot | Index II, IGR eSearch | 15 min |
| What flats in the building sold for | Index II, IGR eSearch | 15 min |
| A title search before you pay in full | A property lawyer | — |
See it for a project
Our reports read the land records and every registered document on a project’s plot. Each project’s preview is free.
More checks before you pay: what to check before the token.
Sources
- Mahabhulekh, bhulekh.mahabhumi.gov.in, Land Records department, Government of Maharashtra; used 14 Oct 2026.
- Digitally signed records, digitalsatbara.mahabhumi.gov.in; used 14 Oct 2026.
- IGR eSearch, freesearchigrservice.maharashtra.gov.in, Department of Registration and Stamps; used 14 Oct 2026.
- Index II fields: the registered documents read for our reports.